What is a Phase 1 Milestone Inspection?

A Phase 1 Milestone Inspection is the initial structural assessment performed by a licensed Professional Engineer or Architect. The purpose of the Phase 1 inspection is to determine whether the building shows signs of substantial structural deterioration.

The engineer performs a visual examination of accessible structural components and evaluates the overall condition of the building. If no substantial deterioration is identified, the inspection process may conclude with the Phase 1 report.

What is a Phase 2 Milestone Inspection?

A Phase 2 Milestone Inspection is a more detailed structural investigation performed when the engineer determines that substantial structural deterioration may be present.

Phase 2 inspections often include destructive and non-destructive testing methods designed to determine the extent, severity, and causes of deterioration. The goal is to provide sufficient information for repair planning and structural evaluation.

How does an engineer determine whether Phase 2 is required?

The decision is based on professional engineering judgment. During the Phase 1 inspection, the engineer evaluates visible conditions that may indicate deterioration affecting structural performance.

Indicators may include:

• Extensive cracking

• Concrete spalling

• Rust staining

• Structural movement

• Water intrusion

• Delamination

• Exposed reinforcing steel

• Deteriorated balconies

• Parking garage deterioration

• Significant corrosion

If these conditions suggest substantial deterioration, the engineer may recommend Phase 2 testing.

What areas of the building are inspected?

Milestone Inspections focus on primary structural systems, including:

• Foundations

• Columns

• Beams

• Structural walls

• Floor slabs

• Roof structures

• Balconies

• Walkways

• Parking garages

• Exterior elevated elements

The specific scope depends on the building type, age, construction materials, and observed conditions.

Are balconies included in a Milestone Inspection?

Yes.

Balconies are among the most commonly inspected components because they are continuously exposed to moisture, UV radiation, salt air, and thermal movement.

Engineers typically evaluate:

• Balcony slabs

• Balcony edges

• Waterproofing systems

• Drainage conditions

• Railings

• Structural connections

• Signs of corrosion

Balcony deterioration is one of the most frequently observed deficiencies in aging condominium buildings.

Are parking garages inspected?

Yes.

Parking structures are often considered one of the most critical areas of a Milestone Inspection because they are exposed to vehicle traffic, water intrusion, chloride contamination, and long-term structural loading.

Engineers evaluate:

• Concrete slabs

• Beams

• Columns

• Expansion joints

• Drainage systems

• Structural cracks

• Corrosion-related deterioration

Many Phase 2 investigations involve parking garage testing.

Are roofs inspected during a Milestone Inspection?

Roof structures are generally included when they are part of the building's primary structural system.

The engineer may evaluate:

• Structural roof framing

• Roof slabs

• Structural supports

• Evidence of water intrusion

• Structural movement

• Deterioration affecting structural capacity

Roofing membranes themselves are not typically the primary focus unless they contribute to structural deterioration.

Are railings inspected?

Yes.

Railings are important life-safety components and are commonly reviewed during the inspection process.

Engineers evaluate:

• Anchorage

• Stability

• Corrosion

• Structural attachment

• Deterioration

• Visible damage

Unsafe railings may require immediate corrective action.

What testing methods are used during Phase 2?

Phase 2 investigations may include several testing techniques depending on the conditions observed.

Common methods include:

• Concrete sounding

• Corrosion mapping

• Moisture testing

• Concrete coring

• Cover meter surveys

• Reinforcing steel exposure

• Chloride testing

• Carbonation testing

• Crack monitoring

• Material sampling

The testing program is tailored to the building's specific conditions.

Is concrete sounding required?

Concrete sounding is one of the most commonly used investigation methods.

Engineers tap concrete surfaces with specialized tools to identify hollow areas, delaminations, and deterioration beneath the surface.

Sounding helps determine the extent of repairs that may ultimately be required.

What is destructive testing?

Destructive testing involves selectively removing finishes or portions of building materials to expose concealed structural components.

Examples include:

• Opening concrete

• Removing finishes

• Exposing reinforcing steel

• Opening wall systems

• Accessing concealed framing

Destructive testing often provides critical information that cannot be obtained through visual observation alone.

How long does a Phase 2 inspection take?

The timeline depends on:

• Building size

• Number of structures

• Accessibility

• Extent of deterioration

• Testing requirements

Some investigations may take several days, while larger condominium communities may require several weeks of fieldwork and analysis.

Can residents remain in the building during testing?

In most cases, yes.

Engineers typically coordinate testing activities to minimize disruption to occupants. Temporary restrictions may be necessary in localized areas where testing is occurring.

Resident safety remains the highest priority throughout the investigation.

What happens after testing is complete?

The engineer analyzes the collected information and prepares a report documenting:

• Observed conditions

• Testing results

• Structural concerns

• Extent of deterioration

• Recommendations

• Potential repair priorities

This report becomes the basis for future repair planning.

How are deficiencies documented?

Deficiencies are typically documented through:

• Photographs

• Engineering notes

• Structural observations

• Testing results

• Condition maps

• Repair quantity estimates

The level of detail helps associations understand the scope of future repair requirements.

What happens if dangerous conditions are found?

If conditions present an immediate threat to life safety, the engineer may recommend emergency measures.

These actions may include:

• Temporary shoring

• Area closures

• Restricted access

• Immediate repairs

• Additional structural evaluation

The goal is to protect occupants while a permanent solution is developed.

How much does a Phase 2 inspection cost?

Costs vary significantly depending on:

• Building size

• Accessibility

• Testing requirements

• Number of structures

• Severity of deterioration

A Phase 2 investigation is generally more expensive than a Phase 1 inspection because of the additional testing and engineering analysis involved.

How can associations minimize Phase 2 costs?

Associations can reduce costs by:

• Maintaining accurate building records

• Performing routine maintenance

• Addressing minor deterioration early

• Planning ahead before deadlines

• Selecting experienced engineering consultants

Preventative maintenance is often the most cost-effective strategy.

What qualifications should the engineer have?

Associations should look for engineers experienced in:

• Concrete restoration

• Structural inspections

• Building envelope systems

• Corrosion investigations

• Parking garage evaluations

• Balcony assessments

• Milestone Inspection requirements

Experience with repair design and construction administration can provide additional value.

Why choose RAS Engineering for Milestone Inspections?

RAS Engineering provides comprehensive Milestone Inspection services throughout Florida. Our team combines structural engineering expertise, forensic investigation experience, material testing capabilities, and practical restoration knowledge.

We help condominium associations navigate every step of the Milestone Inspection process—from Phase 1 inspections and Phase 2 investigations to repair specifications, permit support, contractor coordination, construction oversight, and final project closeout.

By identifying problems early and developing practical repair strategies, RAS Engineering helps clients protect residents, maintain compliance, and make informed financial decisions for the future.

Schedule a Milestone Inspection Consultation

Whether your building requires a Phase 1 inspection, a Phase 2 investigation, or assistance understanding your compliance obligations, RAS Engineering can help guide your association through the process and develop a long-term strategy for structural safety and building preservation.

Request a Proposal

If your property is experiencing water intrusion, facade deterioration, structural distress, recurring failures, or construction-related concerns, contact RAS Engineering for a professional forensic evaluation.

Our engineers serve condominium associations, property managers, attorneys, contractors, and building owners throughout South Florida.

Contact RAS Engineering today to schedule a forensic testing consultation and learn how our investigative approach can help identify the root cause of your building concerns.